i think we are in tough economic times, fiscal cliff, the massive not only federal but state level debts at all-time high, the middle east crisis going on. p think will be tough sledding for a few years and tough for businesses to grow top line. they will focus on the bottom line ann expenses and texas can offer a great opportunity for them to have a lower cost of production and wages, lower cost of office space. also a situation where office construction is at a 50 year low so it is simple economics. increasing demand, limited supply, returns will be higher. liz: the traditional investor always looks at 60% stocks, 40% bonds. you said don't do that. look at alternative investments. there are better ways to get yields. >> i agree. especially if you're a long-term investor like a pension plan or individual with 401(k) or retirement accounts. if you have five years, you should look at liquid assets like private equity and real estate. many private equity firms are now starting to tap into individuals and giving them alternatives to invest whereas historically it has only been available to